City of Burlingame, CA Chapter 25.14 MIXED-USE ZONING DISTRICTS (RRMU, NBMU, BRMU, CMU)

§ 25.14.010 Purpose and Applicability.

A. Mixed-Use Zoning Districts Purpose. The mixed-use zoning districts are intended to provide opportunities for a mixture of residential and commercial development to create vibrant activity nodes, dynamic commercial corridors, and housing opportunities for all income levels. The term "mixed use" applies to a compatible array of varied uses in a single building or comprehensive development, as well as a mix of uses within a zoning district.

B. California Drive Mixed-Use Zoning District Purpose. The purpose of the California Drive Mixed-Use (CMU) zoning district is to implement the General Plan California Mixed-Use designation by providing a district with an eclectic mix of uses reflective of long-established use patterns at a pedestrian scale, with locally owned retail and service commercial businesses and upper-story residential units. Prototypical commercial uses are those that serve Burlingame residents and nearby communities, do not involve late-night hours, and do not have any operating characteristics that adversely impact residential uses. Stand-alone residential development is allowed as a nonconforming use, where legally established prior to the adoption of the ordinance codifying these regulations, and the provisions in Article 5 (Nonconformities) shall not apply. The overall design intent of the CMU zoning district is to provide for an eclectic and compatible mix of residential, live/work units, and small-scale commercial businesses. Creativity in design using a wide variety of colors, building materials, and roof features is encouraged.

C. Broadway Mixed-Use Zoning District Purpose. The purpose of the Broadway Mixed-Use (BRMU) zoning district is to implement the General Plan Broadway Mixed-Use designation by establishing a mixed-use corridor that maintains commercial uses and pedestrian activity along the Broadway frontage. To provide for a rich pedestrian experience, the primary ground floor uses shall be retail and service oriented, with residential uses limited to upper floors and office uses generally ancillary to other commercial uses.

D. North Rollins Road Mixed-Use Zoning District Purpose. The purpose of the North Rollins Road Mixed-Use (RRMU) zoning district is to implement the General Plan Live/Work land use designation by creating and sustaining a new neighborhood of creative live/work units and developments, small-scale support commercial businesses, and other employment uses within easy walking distance to the Millbrae multimodal transit station. Long-established industrial uses are permitted to remain as conforming uses, provided they comply with all applicable standards and operational conditions. The overall design intent of the RRMU zoning district is to provide for an eclectic mix of residential, live/work, commercial, and light industrial development that has an industrial and contemporary look in terms of materials used, architectural styles, and building forms.

E. North Burlingame Mixed-Use Zoning District Purpose. The purpose of the North Burlingame Mixed-Use (NBMU) zoning district is to implement the General Plan North Burlingame Mixed-Use designation by providing a distinct defining area at the City's north gateway on El Camino Real, with housing and complementary commercial and office uses at urban-level intensities, and that takes advantage of the adjacent multimodal transit center.

This transit-oriented development district accommodates housing at progressively higher densities based on the level of community benefits provided, with the goal of ensuring that new development adds value for all in the City.

(Ord. 2000, 2021; Ord. 2046, 3/2/2026)

§ 25.14.020 Land Use Regulations.

A. Allowed Uses. Table 25.14-1 (Mixed-Use Zoning Districts Use Regulations) indicates the uses allowed within each mixed-use zoning district and any permits required to establish the use, pursuant to Article 6 (Permit Processing Procedures). Land uses are defined in Article 8 (Definitions). Uses defined in Article 8 and not listed in Table 25.14-1 are prohibited.

B. Director Determination. Land uses are defined in Article 8 (Definitions). In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification that is substantially similar in character. Land uses not listed in the table or not found to be substantially similar to the land uses listed in the table are prohibited.

C. Specific Use Regulations. Where the last column in Table 25.14-1 (Mixed-Use Zoning Districts Use Regulations) includes a section, subsection, or chapter number, the regulations in the referenced section, subsection, or division shall apply to the use.

D. Airport Land Use Compatibility. Uses must comply with Safety Compatibility Policies SP-1 through SP-3 of the Comprehensive Airport Land Use Compatibility Plan for the Environs of San Francisco International Airport (ALUCP) including Noise/Land Use Compatibility and Safety Compatibility Criteria listed in Tables IV-1 and IV-2. Some uses listed in Table 25.14-1 (Mixed-Use Zoning Districts Use Regulations) may be incompatible in safety zones. Refer to ALUCP Exhibit IV-9 for a map of the safety compatibility zones.

E. Conditionally Allowed Uses in Drainage Rights-of-Way in RRMU Zoning District.

1. Supplemental Parking. Supplemental parking for permitted or conditionally permitted uses in the RRMU zoning district may be allowed within drainage rights-of-way with a Conditional Use Permit.

2. Storage of Operable Vehicles. Storage of operable vehicles may be allowed in the RRMU zoning district only within drainage rights-of-way and subject to a CUP and the following conditions:

a. Vehicles must be in operable condition and must be managed at all times by a single, responsible person with access to the keys for all vehicles.

b. Vehicles shall be moved by appointment only and shall not be moved during a.m. and p.m. peak hour traffic periods as defined by the City Engineer.

c. Site size must be a minimum of 0.7 acres.

d. Site must have approved access to a public street.

e. No customers shall visit the site.

f. Recreational vehicles and boats shall not be moved during a.m. and p.m. peak hour traffic periods as defined by the City Traffic Engineer

Table 25.14-1: Mixed Use Zoning Districts Use Regulations
P Permitted CUP Conditional Use Permit MUP Minor Use Permit			TUP Temporary Use Permit A Accessory Use — Not Permitted
Land Use	CMU	BRMU	RRMU	NBMU	Specific Use Regulations
Commercial — Retail
Eating and Drinking Establishments
Bars and Taverns	—	MUP	MUP	MUP	Breweries, distilleries, and wineries may be allowed as an accessory use to a restaurant — with alcohol sales. In NBMU, Restaurants — Drive-through only permitted with CUP within area bounded by El Camino Real, Trousdale Drive, Magnolia Drive, and Murchison Drive.
Night Clubs	—	—	CUP	CUP
Outdoor Dining	P	P	P	P
Restaurants	P	P	P	P
Restaurants — Drive-Through	—	—	—	CUP
Food and Beverage Sales
Alcohol Sales Store	—	MUP	—	—
Convenience Store	P	P	MUP	CUP
General Market	P	P	P	P
Nurseries and Garden Centers	—	—	—	—
Retail Sales
General	P	P	P	P	No outdoor storage or sales permitted in conjunction with any permitted use, except for permitted temporary sales.
Large Format	—	—	—	—
Specialized	CUP	CUP	CUP	CUP
Vehicle Fuel Sales and Accessory Service	CUP	—	—	CUP
Vehicle Sales
Auto and Light Truck	—	—	—	—
Heavy Equipment Sales (and Rentals)	—	—	—	—
Commercial — Services and Recreation
Animal Care Services
Boarding/ Kennels	—	—	—	—
Pet Hotels	—	—	—	—
Grooming	P	P	P	P	No overnight animal stays permitted.
Veterinarian	P	P	MUP	MUP
Banks and Financial Institutions	P	P	P	P
Check Cashing and Pay Day Loan Establishments	—	—	—	—
Commercial Recreation — Large Scale	—	—	CUP	CUP
Commercial Recreation — Small Scale	MUP	MUP	MUP	MUP
Day Care Centers	MUP	MUP	MUP	MUP	See Section 25.48.090 SFO Safety Compatibility Zone 3: Commercial facilities defined in accordance with Health and Safety Code, Section 1596.70 et seq., and licensed to serve 15 or more children not allowed. Family day care homes and noncommercial employer-sponsored facilities ancillary to place of business allowed with a CUP. SFO Safety Compatibility Zone 2: Commercial facilities defined in accordance with Health and Safety Code, Section 1596.70, et seq., and licensed to serve 15 or more children not allowed. Family day care homes and noncommercial employer-sponsored facilities ancillary to place of business not allowed.
Food Preparation (catering)	MUP	A	MUP	MUP
Funeral Services and Cemeteries	—	—	—	—
Office — Co-Working	P	P	P	P
Office — Medical or Dental	P	P	CUP	P	In CMU and BRMU, permitted on upper stories; CUP for ground floor. In RRMU, limited to 5,000 sq. ft.
Office — Professional	P	P	P	P
Office — Research and Development	P	—	P	MUP
Personal Services — General	P	P	P	P
Personal Services — Specialized	CUP	CUP	CUP	CUP	See Section 25.48.230
Studios — Arts	P	P	P	P
Theaters — Live	—	CUP	CUP	CUP	SFO Safety Compatibility Zone 2: Facilities seating more than 300 people not allowed.
Theaters — Movie or similar	—	—	CUP	CUP	SFO Safety Compatibility Zone 2: Facilities seating more than 300 people not allowed.
Educational Services
Schools, Primary and Secondary	CUP	—	CUP	CUP	Public and private schools serving preschool through grade 12 not allowed in RRMU or NBMU.
Trade Schools	—	—	—	—
Tutoring and Educational Services	P	P	CUP	CUP
Industry, Manufacturing and Processing, Warehousing, and Wholesaling Uses
Breweries, Wineries, and Distilleries	MUP	MUP	MUP	MUP	See Section 25.48.250 (Tasting Rooms as an Accessory Use).
Food Processing and Production	—	—	CUP	—
Laboratories/ Research and Development	—	—	P	P	SFO Safety Compatibility Zone 3: CUP required if use entails hazardous materials. Biosafety Level 3 and 4 facilities not allowed. SFO Safety Compatibility Zone 2: Not allowed if use entails hazardous materials.
Light Industrial	—	—	MUP	—
Personal Storage	—	—	CUP	—
Recycling facilities
Light Processing	—	—	MUP	—	In NBMU, Small Collection recycling facility only permitted with CUP within area bounded by EI Camino Real, Trousdale Drive, Magnolia Drive and Murchison Drive. See Section 25.48.200
Reverse Vending Machine(s)	—	—	MUP	—
Small Collection	—	—	CUP	MUP
Vehicle Services and Repair
Major (Major Repair/Body Work)	CUP	—	—	—
Minor (Minor Repair/Maintenance)	CUP	—	—	—
Vehicle Rental	A	A	—	A
Car Wash	—	—	—	—
Warehousing/ Logistics	—	—	CUP	—
Wholesaling	—	—	A	—	Accessory to a permitted industrial or live/work use.
Lodging
Extended Stay Hotels	—	—	—	—
Hostels	—	—	—	—
Hotels and Motels	CUP	CUP	—	CUP	In CMU, only permitted if less than 20 rooms.
Mixed Uses
Mixed Use Developments	P	P	P	P	With individual specific uses subject to land use regulatory requirements set forth in this table.
Public and Quasi-Public Uses
Assembly Facilities
Community Assembly Facility	—	—	CUP	—	SFO Safety Compatibility Zone 2: Facilities seating more than 300 people not allowed.
Religious Assembly Facility	CUP	—	CUP	CUP	SFO Safety Compatibility Zone 2: Facilities seating more than 300 people not allowed.
Community Open Space	P	P	P	P
Emergency Shelters — Permanent	—	—	P	—	See Section 25.48.100
Emergency Shelters — Temporary	A	—	A	A	See Section 25.48.110
Government Buildings and Facilities	P	P	P	P
Hospitals	—	—	—	—
Low Barrier Navigation Center	P	P	P	P	See Section 25.48.170
Medical Clinics	P	—	CUP	CUP
Park and Recreation Facilities, Public	P	P	P	P
Residential Uses
Caretaker Quarters	—	—	A	—
Communal Housing	P	P	P	P
Elderly and Long-Term Care	—	—	CUP	CUP	Nursing homes not allowed in RRMU or NBMU.
Family Day Care — Small	P	P	P	P
Family Day Care — Large	P	P	P	P
Live/Work	P	P	P	—	Live/Work not permitted on ground floor on Broadway or California Drive. See Section 25.48.150
Single-Unit and Two-Unit Dwellings	—	—	—	—	New single- and two-unit dwellings not permitted. See Section 25.56.020.B for expansion of existing uses.
Multi-Unit Dwellings	P	P	P	P	Multi-unit dwellings not permitted on ground floor in BRMU.
Residential Care Facilities
Limited	P	—	P	P
General	CUP	—	CUP	CUP	See Section 25.48.220
Senior	CUP	—	CUP	CUP	See Section 25.48.220
Supportive and Transitional Housing	P	P	P	P
Transportation, Communication, and Infrastructure Uses
Air Courier, Terminal, and Freight Services	—	—	—	—
Park and Fly, Accessory	—	—	—	—
Park and Fly, Primary Use	—	—	—	—
Parking Facility, Accessory	A	A	A	A
Parking Facility, Primary Use	—	—	—	—	See exception in Section 25.14.020.D for RRMU only.
Publicly Owned and Operated Drainage Facilities and Improvements	—	—	—	—
Transit Facilities	—	—	—	CUP
Utility Structures and Service Facilities	CUP	CUP	MUP	MUP
Vehicle Storage	—	—	—	—	See exception in Section 25.14.020.E for RRMU only.
Wireless Telecommunication Facilities	See Section 25.48.300
Specific and Temporary Uses
Adult Entertainment Uses	—	—	—	—
Donation Box — Outdoor	—	—	—	—
Drive-Through or Drive-Up Facilities	—	—	—	CUP	In NBMU, only permitted with CUP within area bounded by EI Camino Real, Trousdale Drive, Magnolia Drive and Murchison Drive.
Outdoor Storage	—	—	CUP	—	Must be related to immediately abutting uses which are permitted or conditional in the district. See Section 25.48.190
Outdoor Temporary and/or Seasonal Sales	TUP	TUP	TUP	TUP	See Section 25.48.190
Temporary Uses	TUP	TUP	TUP	TUP	See Section 25.48.260
Urban Agriculture	P	P	P	P	See Section 25.48.290

(Ord. 2000, 2021; Ord. 2046, 3/2/2026)

§ 25.14.030 RRMU Development Standards.

A. Development Standards Generally. The general property development standards for the RRMU zoning district shall be as set forth in Table 25.14-2 (RRMU Development Standards).

Table 25.14-2: RRMU Development Standards
Development Standards	Live/Work, Residential, Mixed Use and Commercial Development			Industrial and Institutional Development	Additional Regulations
	Base Standard (Tier 1)	Increased Intensity (Tier 2)	Maximum Intensity (Tier 3)
Height — Maximum1	40 ft. 3 stories	55 ft. 5 stories	80 ft. 7 stories	50 ft.	See Section 25.14.050.C Tiers 2 and 3 shall provide community benefits per Section 25.14.050.
Density — Maximum	30 du/ac	50 du/ac	70 du/ac	N/A
Floor Area Ratio — Maximum	0.50	0.75	1.0	1.0; 1.5 with CUP
Minimum Setbacks
Front: Mixed-Use Arterial (Rollins Road)	5 feet min. & 15 feet max.			15 ft.	Subject to streetscape frontage standards in Table 25.14-3.
Front: All other streets	10 ft.	10 ft.	10 ft.	10 ft.
Side — Interior	10 ft.			0 feet, adjacent to industrial use, 20 feet min. adjacent to all other uses	Setbacks for industrial uses apply only to new construction. Established uses shall be considered conforming with regard to required setbacks.
Side — Street	10 ft.			N/A	Subject to streetscape frontage standards in Table 25.14-3
Rear	20 ft.			0 ft. adjacent to industrial use 20 ft. adjacent to all other uses	Setbacks for industrial uses apply only to new construction.
Edge Conditions — Minimum	R-3/R-4 upper story side setback standards (see Section 25.10.050.C.2) shall apply to property line(s) with an existing residential use on the abutting property.
Lot Dimensions — Minimum
Size	10,000 sq. ft.
Width at street frontage	100 ft. Residential subdivision: 40 ft.			50 ft
Lot Coverage — Maximum	60%			60%	Lot coverage may be increased if additional useable common open space equivalent to the additional lot coverage (in square feet) is provided on a podium-level (non-rooftop) landscaped courtyard or plaza.
Open Space — Minimum (per residential unit)	Live/work units: 100 sq. ft. per unit Multifamily housing or mixed use: 125 sq. ft. per unit			N/A	Pedestrian plaza/public space required by Section 25.14.030.D may count toward up to 50% of the open space requirement. Common open space may include common activity rooms, gyms, pools, and rooftop terraces. See Chapter 25.36.
Percent landscape coverage — Minimum	15%	20%	20%	15%	See Chapter 25.36 and Section 25.40.080.D

Notes:

1

Maximum building heights are also required to comply with Airspace Protection Policies AP-1 through AP-4 of the Comprehensive Airport Land Use Compatibility Plan for the Environs of San Francisco International Airport (ALUCP). This includes determining the need to file Form 7460-1, Notice of Proposed Construction or Alteration, with the FAA for any proposed project that would exceed the FAA notification heights, as shown approximately on ALUCP Exhibit IV-10 and complying with FAA Aeronautical Study Findings. It also includes complying with the maximum compatible building height, which includes all parapets, elevator overruns, etc. of a building, as noted in ALUCP policy AP-3 and depicted in Exhibits IV-17 and IV-18 of the ALUCP.

B. Site Layout.

1. Streetscape.

a. Street frontages shall meet the standards set forth in Table 25.14-3 (RRMU Sidewalk Standards).

TABLE 25.14-3: RRMU SIDEWALK STANDARDS
Street Type
Mixed-Use Arterial and Collector (Rollins Road and Adrian Road)	Sidewalk Width	7 ft. minimum
	Amenity/Planter Width	3 ft. minimum
Mixed-Use Access (Adrian Court, Broderick Road, Guittard Road, Ingold Road)	Sidewalk Width	6 ft. minimum
	Amenity/Planter Width	3 ft. minimum
Exceptions	Exceptions to sidewalk and planter widths may be granted to accommodate conflicts with recorded easements, rights-of-way, etc.

b. Amenity/Planter Area. The required amenity/planter area (see Table 25.14-3) is additive to required sidewalk widths. The amenity/planter area shall include street trees and may also include plantings, walkways, and other amenities such as benches, bike racks, etc.

2. Location of Parking. Any surface parking facilities shall be located to the side or rear of any proposed project. No more than 35% of the site area at the ground level may be used for surface parking facilities.

3. Service and Delivery Areas. Service and loading areas shall be screened from residential areas and integrated with the design of the building. When designing loading facilities adjacent to residential uses, techniques such as block walls, enhanced setbacks, or enclosed loading shall be used to minimize adverse impacts to residents.

C. Required Plazas for Large Sites.

1. Pedestrian Plaza/Public Space. Where total lot area or development site equals 50,000 square feet or greater, a pedestrian plaza or other public open space/gathering space shall be provided that meets the following design criteria:

a. Is a minimum of 1,500 square feet in size;

b. Has a minimum dimension at least 30 feet on any side;

c. Is at least 50% open to the sky;

d. Is located at ground level with direct pedestrian and ADA access to the adjacent public street;

e. Is unenclosed by any wall, fence, gate, or other obstruction across the subject property;

f. Is open to the public, without charge, each day of the year, except for temporary closures for necessary maintenance or public safety; and

g. Includes at least one gathering space with a fountain or other focal element.

2. Mid-Block Plazas and Paseos. Where blocks (measured from curb face to curb face) are longer than 400 feet, and where a development has more than 300 feet of frontage, at least one plaza, pedestrian pathway or paseo shall be provided perpendicular to the block face. All such plazas and paseos shall meet the following design criteria:

a. Be open to the public and remain so during daylight hours;

b. Be at least 15 feet wide, and 15 feet deep if a plaza;

c. Have a clear line of sight to the back of the paseo, gathering place, or focal element; and

d. Be at least 50% open to the sky or covered with a transparent material.

D. Creek Access. Any lot in the RRMU zoning district or within any specific plan with any lot line on Easton, Mills, and EI Portal Creeks shall be required to provide, as a part of the on-site landscaping plan, a paved public-access trail along the top of the bank for the portion of the creek bank on the site. The design of the trail shall be compliant with specifications of the Public Works Department. Each such trail segment shall connect directly to the termination of the public access trail segment along the creek bank on each adjacent property.

(Ord. 2000, 2021; Ord. 2046, 3/2/2026)

§ 25.14.040 NBMU Development Standards.

A. Development Standards Generally. The general property development standards for the NBMU zoning district shall be as set forth in Table 25.14-4 (NBMU Development Standards).

Table 25.14-4: NBMU Development Standards
Development Standards	Live/Work, Residential, Mixed Use and Commercial Development			Additional Regulations
	Base Standard (Tier 1)	Increased Intensity (Tier 2)	Maximum Intensity (Tier 3)
Height — Maximum	45 ft.	55 ft.	80 ft.	Maximum heights also established by the Federal Aviation Administration for parcels affected by airport safety zoning districts. Tiers 2 and 3 shall provide community benefits per Section 25.14.050.C.
			For properties on the east side of EI Camino Real, 100 ft.; see additional setback standards below
Density — Maximum	40 du/ac	80 du/ac	140 du/ac
Floor Area Ratio — Maximum	Office: 0.50 Commercial: 0.25	Office: 1.25 Commercial: 0.50	Office: 2.0 Commercial: 1.0
Height Special Requirements	Building frontages facing Trousdale Drive (west of EI Camino Real), Murchison Drive (west of EI Camino Real), Magnolia Drive, Ogden Drive, and Marco Polo Way: a. 35% of the linear frontage above the third story must step back a minimum 10 feet, in the form of insets, balconies, or stepbacks, or b. 80% of a building's linear frontage above the fifth story must step back a minimum of 10 feet, in the form of insets, balconies, or stepbacks.
Setbacks — Minimum
EI Camino Real Front:	15 ft.
Mixed-Use Arterial Front (Trousdale Drive, Murchison Drive, California Drive):	10 ft.
Mixed-Use Collector Front: (Magnolia Drive) and Neighborhood Access Front (Ogden Drive, Marco Polo Way)	10 ft.
Side — Interior: EI Camino Real, Trousdale Drive, Murchison Drive, California Drive, Ogden Drive, and Marco Polo Way	10 ft.
Side — Street	10 ft.
Rear	15 ft. 20 ft. if abutting a lot zoned R-1 or R-2
Edge Conditions - Minimum	R-3/R-4 upper story side setback standards (see Section 25.10.050.C.2) shall apply to property line(s) with an existing residential use on the abutting property.
Lot Dimensions — Minimum
Size	20,000 sq. ft.
Width at street frontage	150 ft.			Minimum applies to new subdivisions of land; legally established lots of smaller size may be developed consistent with the requirements of this Section 25.14.040.
Lot Coverage — Maximum	80%			Lot coverage may be increased if additional, usable common open space generally equivalent to the additional lot coverage (in square feet) is provided on a podium-level (non-rooftop) landscaped courtyard or plaza.
Open Space — Minimum (per residential unit)	100 sq. ft. per unit			Common open space may include common activity rooms, gyms, pools, and rooftop terraces. See Chapter 25.36
Percent Landscape Coverage — Minimum	10% of entire site			See Chapter 25.36, Section 25.40.080.D, and Section 25.14.040.C

B. Site Layout.

1. Streetscape.

a. Street frontages shall meet the standards set forth in Table 25.14-5 (NBMU Street Frontage Standards).

Table 25.14-5: NBMU Street Frontage Standards
Street Type	Frontage — Measured from Back of Curb to Building Face
EI Camino Real	Sidewalk Width	6 ft. minimum
	Amenity/Planter Width	4 ft. minimum
Mixed-Use Arterial (Trousdale Drive, Murchison Drive, California Drive)	Sidewalk Width	6 ft. minimum
	Amenity/Planter Width	4 ft. minimum
Mixed-Use Collector (Magnolia Avenue)	Sidewalk Width	5 ft. minimum
	Amenity/Planter Width	5 ft. minimum
Neighborhood Access	Sidewalk Width	5 ft. minimum
(Ogden Drive, Marco Polo Drive)	Amenity/Planter Width	5 ft. minimum
Exceptions	Exceptions to Building Frontage Standards may be granted to accommodate conflicts with recorded easements, rights-of-way, etc.

b. Amenity/Planter Area. The required amenity/planter area (see Table 25.14-5) is additive to required sidewalk widths. The amenity/planter area shall include street trees and may also include plantings, walkways, and other amenities such as benches, bike racks, etc.

2. Parking Locations. No at-grade parking shall be visible from EI Camino Real.

3. Service and Delivery Areas. Service and loading areas shall be screened from residential areas and integrated with the design of the building. When designing loading facilities adjacent to residential uses, techniques such as block walls, enhanced setbacks, or enclosed loading shall be used to minimize adverse impacts to residents.

C. Landscaping in Front and Street Side Setbacks. Within any required front setback area or side setback area adjacent to a public street, at least 60% of the required setback area shall be landscaped to provide a transition to the sidewalk.

(Ord. 2000, 2021; Ord. 2046, 3/2/2026)

§ 25.14.050 Community Benefits for Increased FAR, Density, and Height in NBMU and RRMU Zoning Districts.

A. Purpose and Applicability.

1. Purpose. To provide an incentive for development, and in partnership with the City to provide community benefits that would not otherwise be created, the Planning Commission, through a discretionary review and public hearing process, may grant increased FAR, density, and/or height in return for provision of specific community benefits, as listed below or subsequently identified by the City Council, if doing so is in the City's interest and will help implement the General Plan. A variety of objectives are listed to ensure that proposed project features are appropriate for the site and surroundings, and to allow for a wide range of possible project types.

2. Applicability. A developer may elect to develop consistent with either Tier 1, Tier 2, or Tier 3 development standards. Projects using Tiers 2 or 3 standards shall include a residential component, shall provide community benefits pursuant to this section, and shall require a special permit.

B. Review Authority and Tier Requirements.

1. Planning Commission Approval of Community Benefits Bonuses. The Planning Commission is the Review Authority for an application for Tier 2 or 3 projects.

2. Tier 2 Requirements and Number of Community Benefits. The Planning Commission may approve Tier 2 projects if it determines that the project includes at least two community benefits from subsection C of this section (Community Benefit Objectives).

3. Tier 3 Requirements and Number of Community Benefits. The Planning Commission may approve Tier 3 projects if it determines that the project includes at least three community benefits from subsection C of this section (Community Benefit Objectives).

C. Community Benefit Objectives.

1. Pedestrian Amenities. To effectuate the goal of creating walkable and bikeable environments, the project includes improved pedestrian ways and other paths open to the public that accommodate easy movement across and between properties under separate ownership, beyond minimum requirements.

2. Public Plazas Beyond Minimum. The project includes public plaza(s) that comply with this subsection.

a. In RRMU, public plazas or other publicly accessible open spaces that are at least 50% larger than the minimum required. In NBMU, the minimum area of any public plaza shall be 2,000 square feet and shall be measured as one single open space.

b. The public plaza shall be owned, operated, and maintained by the developer or property manager in accordance with an approved maintenance plan to be reviewed and approved by the Director.

c. Each part of the public plaza shall be accessible from other parts of the open space without leaving the open space area.

d. The public plaza shall be on the ground level and directly accessible from the sidewalk and be accessible to persons with disabilities.

e. The public plaza shall be open to the public, without charge, each day of the year, except for temporary closures for necessary maintenance or public safety.

f. At a minimum, the following elements shall be included: trees and landscaping, seating, bicycle racks, trash and recycling receptacles, and signage that include hours of operation.

3. Off-Site Streetscape Improvements. The project includes off-site streetscape improvements and amenities; these provisions do not include improvements along the frontage of a development site that would normally be required. Examples of amenities include:

a. Enhanced pedestrian and bicycle-oriented streetscapes.

b. Protected bicycle lanes and pedestrian pathways, improved bicycle and pedestrian crossings/signals, bicycle racks/shelters.

c. New pedestrian and bicycle connections to transit facilities, neighborhoods, trails, commercial areas, etc.

d. Removal of existing pedestrian and bicycle barriers (e.g., dead-ends and cul-de-sacs).

e. Upgrading traffic signals to enhance pedestrian and bicycle safety.

4. Cultural Arts Space. The project includes space for visual arts, performing arts, artist housing, and other activities that support arts and culture.

5. Historic Preservation (Off-Site). Where no historic resources exist on a site, the project provides for the permanent preservation of a building off site that is listed in the City's inventory of historical resources through the recordation of a historic preservation agreement.

6. Near Zero Net Energy. The project provides 98% of total building energy load measured as kilowatt per square foot through solar panels, wind turbines, or other renewable sources.

7. Net Zero Water Use. The project provides on-site and/or off-site water usage off-sets to achieve net zero water use. Water usage off-sets may include grey water systems, the retrofit of plumbing fixtures in other buildings, etc.

8. Publicly Accessible Park Space. Contribution towards the provision of public parks in the North Rollins Road area or North Burlingame Road area, as applicable. Contribution can be in the form of dedication of land, provisions of improvements, or payment of fee in excess of that normally required for parks.

9. Public Parking Facilities. The project provides publicly accessible parking to serve area-wide parking needs. To qualify, the parking spaces should be permanently available for public use and subject to easements or restrictions acceptable to the City.

10. Flexible (Miscellaneous) Benefit. The applicant agrees to provide a currently undefined community benefit approved by the Review Authority that is significant and substantially beyond normal requirements. Examples are inclusion of a child care center in a new development project, off-site utility infrastructure improvements above and beyond those required to serve the development, additional funding for City programs such as contribution to a local facade improvement program, or subsidy for existing commercial tenants or other local small businesses.

11. Public Art. The project provides funding for the maintenance or installation of public art not located on the project site or the installation and maintenance of public art in a publicly accessible space on the project site. The valuation of the public art shall equate to at least one percent of the project construction costs.

12. Additional Affordable Units. The project provides at least 15% low, or 10% very-low, or 5% extremely-low deed restricted affordable units beyond those required by the onsite alternative option of the Residential Impact Fee (see Section 25.45.070).

(Ord. 2000, 2021; Ord. 2046, 3/2/2026)

§ 25.14.060 California Drive and Broadway Mixed-Use Zoning Districts.

A. Development Standards Generally.

1. General Development Standards. The general property development standards for the CMU and BRMU zoning districts shall be as set forth in Table 25.14-6 (CMU and BRMU Development Standards).

2. Single-Unit Dwellings. Legal non-conforming single-unit dwellings are not subject to Article 5 (Nonconformities) as long as they remain in conformance with the development standards for the R-1 zoning district set forth in Chapter 25.10 (Residential Zoning Districts).

Table 25.14-6: CMU And BRMU Development Standards
Development Standards	Standards		Additional Regulations
	CMU	BRMU
Height — Maximum	35 ft.; 46 ft. with Special Permit	35 ft.; 46 ft. with Special Permit	Maximum allowed building height on California Drive south of Oak Grove Avenue is 55 ft. Architectural features exceeding maximum building height allowed with SP (See Section 25.78.050).
Density — Maximum	20 du/ac	50 du/ac
Floor Area Ratio — Maximum	0.6	2.0
Minimum Setbacks
Front	—
El Camino Real — Minimum Frontage, Street Side, or Rear	N/A	15 ft.
Side — Interior	—	—	Where an application fails to comply with upper story setback requirements, upper story setbacks may be adjusted through the Design Review process based on site-specific circumstances and adjacent land uses, with the goal of achieving façade articulation and consideration of privacy of adjacent uses. In CMU, if adjacent to existing residential, see Edge Conditions requirement below.
Side — Street	5 ft. minimum	—
Rear	1st and 2nd stories: 15 ft. 3rd story and above: 20 ft.	1st story: 0 ft. Upper stories: 2nd story: 10 ft. 3rd story and above: 15 ft.
Edge Conditions (adjacent to existing residential uses)	1st story: 5 ft. Upper stories: 10 ft.	—
Lot Dimensions — Minimum
Size	5,000 sq. ft.
Width at Street Frontage	50 ft.
Open Space — Minimum (per residential unit)	100 sq. ft. per unit		Common open space may include common activity rooms, gyms, pools, and rooftop terraces, See Chapter 25.36.
Landscaping	See Chapter 25.36

B. Site Layout.

1. Parking Locations. Parking shall be located to the side or rear of new buildings.

2. Location of Residential Units. In mixed-use developments, residential units shall not occupy the ground floor within the first 30 feet of floor area, measured from each building face adjacent to the street, unless the Review Authority finds that the project is designed in a manner that a residential ground-floor component enhances the pedestrian environment, such as with live/work units.

3. Service and Delivery Areas. Service and loading areas shall be screened from residential areas and integrated with the design of the building. Special attention shall be given when designing loading facilities in a location that is proximate to residential uses. Techniques such as block walls, enhanced setbacks, or enclosed loading shall be used to minimize adverse impacts to residents.

(Ord. 2000, 2021; Ord. 2046, 3/2/2026)

§ 25.14.070 Minor Modifications.

Certain minor modifications from development standards are permitted consistent with Section 25.74.020.

(Ord. 2000, 2021; Ord. 2046, 3/2/2026)

§ 25.14.080 Design Review Required.

Design review shall be required pursuant to Chapter 25.68 (Design Review).

(Ord. 2000, 2021; Ord. 2046, 3/2/2026)